Consider other ways to supplement your income while you build your REI business.

The redevelopment of the land into what is now Atlantic Station was financed largely by private investment, but was heavily supplemented by a special tax district to pay for city tax bonds for public utilities (streets, sidewalks, and sewers).

Sounds like a blind offer with less than 10% down, IMO, bump that up to 10-15% and ask for financing at 5 years, bump the interest rate up to 6%.Attach a seller finance addendum to the contract, one may be required by the Realtors on their addendum, but you should supplement the contract with additional information.Simply use a letter and when you begin explaining the numbers use the word "approximately"Then show the numbers. 

I am a buy and hold guy, I do not need the cash flow to supplement my income but I also don't want to lose money or have terrible returns.

Decent supplemental income, be wary of maintenance for anything like this you'd want to charge for.

Theres so many different avenues to achieve your goal of supplementing your income with real estate.

I am currently in a job that I enjoy and plan on staying with for as long as I can but I am looking for the opportunity to earn supplemental income to further enhance my families financial situation.

I think it would be very beneficial to go to college to learn a skill that supplements your real estate business (i.e. marketing, finance, accounting, management, etc).

However, school will be over in December, the wedding will be done mid February, and after that I won't know what to do with myself.My main bare-bones goal in real estate investing is to supplement my retirement income.  

I'll have 5 days a week where I'm not going to school and am looking at this venture as supplemental income just as my current RE holdings are.